195-197 Pontefract Road, Featherstone, Pontefract, West Yorkshire WF7 5AA

Description

A vacant, mixed use premises, positioned in the heart of Featherstone, WF7. Located on the main Pontefract Road, the building is highly visible and well positioned for foot traffic. 195 - The ground floor, previously a nail/hair salon, is vacant and provides two sales rooms, staff area and WC. There is access to useful cellars, to the lower ground floor. 195A - To the first floor, there is a large three bedroom flat, in need of some cosmetic improvement, and occupying the full footprint of the top floor. This has the potential to generate a high yield, or could be lived in by those running the shop. 197 - Freehold only, premises not included in the sale. Prior to the current ownership, the adjoining ground floor commercial unit, currently operating as Munchbox, was split and sold on a 35 year lease, in 2003. Once the lease expires, the property will revert to the new freehold owner. Externally, the building has land/a multi vehicle parking area, to the rear, accessed via the ginnel.

Accommodation

Lower Ground Floor: Store Rooms. Ground Floor: Salon, Reception Area, Staff/Store Room and WC. Flat - Entrance Hall. First Floor: Hall, Lounge, Dining Kitchen, Three Bedrooms and Bathroom.

Location

Positioned in the heart of Featherstone, WF7, on the main Pontefract Road. The building is highly visible and well positioned for foot traffic.

Tenure / Property Information

Investment Analysis

The supplied completed sales on Pontefract Road range from £100,000 to £220,000, with the most relevant terraced evidence at £118,000, £123,000 and £140,000. These are not direct mixed-use comparables and do not establish a formal valuation. A broad indicative GDV scenario of £118,000 to £220,000 is used, with £140,000 as the base case, subject to inspection, title review and confirmation of the commercial/freehold arrangements.

Investment Snapshot

Strategy Recommendation

Proceed only after reviewing the legal pack, lease/reversion position, condition, planning/use, EPC and achievable rents. The vacant mixed-use layout may suit an owner-occupier or value-add investor, but the evidence is insufficient to support a confident BTL, BRRR or flip bid.

Works Required

Cosmetic improvement to the three-bedroom flat as described, together with cleaning, redecoration and any required minor repairs identified by inspection. The vacant ground-floor salon area and cellar should be inspected before specifying further works. No quantified works allowance is supported by the evidence.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

Using the £68,500 guide price and the £2,400 minimum buyer premium, known base acquisition cost is £70,900 before works, finance, tax and any special-condition fees. At the £140,000 base GDV, 75% refinancing is £105,000, leaving an indicative £34,100 surplus over known acquisition cost before refurbishment and other costs. Because refurbishment costs, rent, lending terms and legal costs are unavailable, the BRRR outcome is not dependable.

Buy-to-Let Analysis

A BTL yield cannot be reliably established. The only rental evidence is a £1,695 pcm advertised asking rent for three-bedroom houses in Castleford, not an achieved rent and not the subject location. The property also includes a vacant commercial/salon area, while the adjoining Munchbox premises are excluded from the sale. Confirm achievable residential rent, commercial letting prospects, EPC and operating costs before relying on an income strategy.

Flip Analysis

The base GDV is estimated at £140,000 using same-road terraced sales as broad proxies rather than direct mixed-use comparables. Against the guide price plus the minimum buyer premium, the apparent pre-works margin is £69,100, but a genuine flip surplus cannot be calculated because works, selling costs, finance, tax and other purchase costs are unsupported. The high £220,000 scenario relies on a detached comparable and should not be treated as a direct valuation.

Investor Risks & Due Diligence

• The sale is for the freehold only; the adjoining Munchbox premises are excluded.

• The adjoining commercial premises are subject to a 35-year lease granted in 2003 and are expected to revert only when that lease expires.

• The ground-floor commercial space is vacant and its letting prospects are unverified.

• The three-bedroom flat requires cosmetic improvement, but the scope and cost are unquantified.

• The only rental evidence is an advertised asking rent in Castleford rather than an achieved Featherstone rent.

• The supplied comparable sales are residential detached or terraced properties, not direct mixed-use comparables.

• EPC, council-tax, heating and any additional special-condition fees are not supplied.

• The minimum buyer premium of £2,400 applies at the guide price, and other acquisition costs remain unknown.

Recommendation

Proceed only after reviewing the legal pack, lease/reversion position, condition, planning/use, EPC and achievable rents. The vacant mixed-use layout may suit an owner-occupier or value-add investor, but the evidence is insufficient to support a confident BTL, BRRR or flip bid.

Strategy Rating

Analysis Confidence

There are several same-road completed sales and a known guide price, but no direct mixed-use comparables, no quantified works, no reliable local achieved rent, no EPC or council-tax data, and no full fee or legal-pack information.